Emily Luwedde v Yafesi Katimbo (Civil Suit No.1081 Of 1999) (Civil Suit No.1081 of 1999) [2002] UGHC 63 (30 December 2002)

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{\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1 \widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid14897639 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\b\lang1033\langfe2057\langnp1033\insrsid5441992 }{ \b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 THE REPUBLIC OF UGANDA}{\b\lang1033\langfe2057\langnp1033\insrsid5441992 \par }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line }{\b\lang1033\langfe2057\langnp1033\insrsid5441992 }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 IN THE HIGH COURT OF UGANDA, AT KAMPALA}{ \b\lang1033\langfe2057\langnp1033\insrsid5441992 \par }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line }{\b\lang1033\langfe2057\langnp1033\insrsid5441992 }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 CIVIL SUIT NO. 1081 OF 1999.}{ \b\lang1033\langfe2057\langnp1033\insrsid5441992 \par }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line }{\b\lang1033\langfe2057\langnp1033\insrsid5441992\charrsid5441992 EMILY LUWEDDE::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::PLANTIFF \par VS}{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 \line }{\b\lang1033\langfe2057\langnp1033\insrsid5441992\charrsid5441992 YAFESI KATIMBO}{ \b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 ::::::::::::::::::::::::::::::::}{\b\lang1033\langfe2057\langnp1033\insrsid5441992\charrsid5441992 ::::::::::::::}{\b\lang1033\langfe2057\langnp1033\insrsid5441992 :::::::::::::::::::::::: DEFENDANT \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 \line BEFORE: V. F. MUSOKE-KIBUUKA (JUDGE}{\b\ul\lang1033\langfe2057\langnp1033\insrsid5441992\charrsid5441992 ) \par }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 \line }{\b\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 JUDGMENT}{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 . }{ \b\lang1033\langfe2057\langnp1033\insrsid5441992 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5441992 The }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Plaintiff seeks, from this honourable court: \line a) an eviction order against the defendant. \line b) an order requiring the defendant; to remove his alleged illegal structures from the plaintiff\rquote s land; \line c) an order awarding general damages to the plaintiff \line d) an order awarding costs of this suit to the plaintiff.}{ \lang1033\langfe2057\langnp1033\insrsid14897639 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line The orders sought by the plaintiff relate to land in Kyaddondo Block 253, Plot 793, situate at Lakuli, within the city of Kampala. The land is referred to in this short judgement as the \'93}{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid14897639 suit }{\ul\lang1033\langfe2057\langnp1033\insrsid14897639\charrsid14897639 prop}{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid14897639 erty}{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \'94. }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 There are two fundamental facts tha t are not in dispute. First there is no dispute that ms Emily Luwedde Kayondo, the plaintiff in this case, purchased the suit property, which measures only some 0.095 hectares, way back in 1995. She purchased it as private milo tenure from one G. W. Kiremb we, PW2. The plaintiff was registered, by the Registrar of Titles, as proprietor of the suit property on }{\lang1033\langfe2057\langnp1033\insrsid14897639\charrsid14897639 14}{\lang1033\langfe2057\super\langnp1033\insrsid14897639\charrsid14897639 th}{ \b\lang1033\langfe2057\langnp1033\insrsid14897639 }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 February, }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid14897639 1996.}{ \i\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 She was registered as private milo proprietor. Her certificate of title is exhibit P2 on the record.}{ \lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Second, it is not in dispute that the defendant owns a kibanja (customary holding) upon land sharing a common boundary with the suit property and that the defendant and his wife, DW2, reside upon that kibanja.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 In brief, the plaintiff\rquote s case is that she purchased the suit property in }{\i\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 1995. }{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 She paid the full purchase price to G. W. Kirembwe, PW2, who sold the land to her. Kirembwe held private milo interest in the suit land prior to the sale. The remaining part of Kirembwe \rquote s land is plot 794 and the relevant certificate of title is exhibit P3 on the record. Plot 794 is the parent plot to that of t}{\lang1033\langfe2057\langnp1033\insrsid5050648 he plaintiff which is plot 793. \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 In 1996, the plaintiff commenced upon developing the suit property. As she embarked upo}{\lang1033\langfe2057\langnp1033\insrsid5050648 n fencing her plot, the defenda}{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 nt together with his wife, DW2, descended upon her and her workers. They chased them away from the suit property. The defendant, thereafter, allegedly trespassed upon the suit property took possession of it and constructed an alleged illegal structure upon the suit property. The plaintiff has sinc e lost possession and has been unable to develop the suit property.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 On his part, the defendant, in his defence, claimed that PW2, Geresom Kaggwa Kirembwe, who sold the suit property to the plaintiff and the plaintiff herself, obtained the suit property th rough dubious means. The defendant further averred that the plaintiff, when buying the suit property, was in full knowledge of the defendant\rquote s interest in the land and the fact that the defendant was in occupation. The defendant claimed that he had been a customary tenant on Kabaka\rquote s land since 1932 and that the land in question belonged to the Kabaka of Buganda. The defendant contended that he was protected by the Constitution of the Republic of Uganda and section 30(2) of the Land Act, 1998. }{ \lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Only two issues are for determination: \line a) Whether the defendant has any interest in the suit property, and \line b) What are the remedies available to the parties?}{ \lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 I now turn to the evidential analysis in relation to the issues set out for determination in this case. \par As a general rule, in civil cases the burden of proof lies upon the plaintiff who must prove his or her case on the balance of probabilities if he or she is to deserve the reliefs he or she seeks. }{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Olinda De Souza Vs. Kassamali Nanji (1962) E. A. 756. }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 However, when it comes to particular allegations made by each party, the principle remains that whoever alleges any fact or set of facts to exist must prove the allegation. }{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Sections 100-lO2}{ \ul\lang1033\langfe2057\langnp1033\insrsid5050648 }{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 of the Evidence Act, Cap. 43.}{\ul\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Regarding the first issue, I am duly satisfi ed with the evidence of the plaintiff to the effect that she holds a registered private milo interest in the suit property. She obtained registration after purchasing the suit property for value from PW2, G. W. Kirembwe. There is no dispute about that evide n ce. PW2 who has testified that he sold the suit property to the Plaintiff has also produced his own parent title, Exh. P3, which shows that he obtained registration of his milo interest in 1991 after purchasing the larger plot from the Namasole of Buganda , one Waggwedde Essuubi, who was herself the registered proprietor.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 The defendant has merely alleged, both in his pleadings and in his testimony in court, that the plaintiff and PW2 who sold the suit property to her got it through dubious means. He has pro duced no evidence to prove that allegation. The defendant claims that the suit property is part of his Kibanja which he claims to have occupied since 1932. He testified that he was in occupation of the suit property when the plaintiff purchased it. The de fendant testified that he had crops and a house on the suit land and that ten years previously, he used to graze his cattle upon the same land.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 In her evidence, however, the plaintiff stated, and her testimony was supported by PW2, that when she inspected the land and, afterwards, when she surveyed the land, there was nothing in terms of development upon it. She produced Exh P2.1-5, which are photographs taken at various stages of the dispute. It is clear that those photographs support the plaintiff \rquote s evid ence that when she purchased the land it was empty and that the scattered young banana plants and the structure, in terms of a house, were placed upon the land by the defendant after the plaintiff had purchased the land. They were intended to punctuate th e claim by the defendant that the suit property was part of his kibanja as he claims. The structure was, clearly not completed and occupied until late 2001. DW2, Mrs. Margret Nakimwero Katimbo, wife to the defendant, a witness whom I consider to have helped the defendant\rquote s case to no positive degree at all lied to this court that the structure was built upon the suit property as early as 1993. She is an accomplished liar whose entire testimony cannot be relied upon having told a naked lie about that material fact.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Be that as it may, the defendant after clai}{\lang1033\langfe2057\langnp1033\insrsid5050648 ming that the suit property is }{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 part of his kibanja and after failing to substantiate the claim that both PWI and PW2 obtained title to the suit prop}{\lang1033\langfe2057\langnp1033\insrsid5050648 erty through dubious means, }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 he contradicted himself materially, by stat}{\lang1033\langfe2057\langnp1033\insrsid5050648 ing unequivocally that his own }{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 kibanja is restricted to the land belonging to the Kabaka of Buganda.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Since the evidence contains nothing which shows that the suit property has ever belonged to the Kabaka of Buganda, then it is clear that the defendant\rquote s kibanja which is restricted to the Kabaka\rquote s land does not extend to the suit property which is outside the Kabaka\rquote s land. The evidence before me clearly shows that the suit property was, for very many years before it was sold to the plai ntiff, held under private milo tenure of proprietors other than the Kabaka of Buganda. Under section 56 of the }{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Registration }{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid5050648 of Titles}{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Act, }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 the plaintiff\rquote s certificate of title is exclusive evidence of her ownership of the suit property. This court cannot speculate about that ownership.}{\lang1033\langfe2057\langnp1033\insrsid5050648 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 In view of the above very simple analysis, it appears to me that the defendant\rquote s claim that the suit property is part of his kibanja has no basis whatever. The suit property appears to me to have been empty land adjacent to the defendant\rquote s own kibanja. The defendant may have taken his own liberty and grazed his cows upon it when it was bushy and because it was near his own home and perhaps because nobody stopped him. That did not give him any interest, equitable or legal, in the suit property. The defendant produced PW3, Godfrey Musisi who was Muluka Chief of Lukuli parish from }{\i\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 1979 }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 to 1985. The witness adversely testified that both the Kabaka and the Namasole of Buganda had lands at Lukuli, Katimbo zone where the suit proper ty is. He did not know to whom of the two the suit property belonged. The defendant claimed to have occupied the suit property since 1932 yet he co}{\lang1033\langfe2057\langnp1033\insrsid5050648 uld not produce a single \'93Envujj}{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 o\'94 or \'93Busuulu\'94 receipt in respect of that land in order to substantiate the claim. If it were true that he occupied the suit property since 1932, then he was a trespasser all along. That illegal po}{\lang1033\langfe2057\langnp1033\insrsid5050648 sition cannot advance his case. \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 I duly agree with learned counsel, Mr. Mbogo, that any act of entry upon the land owned by another person without the consent of the owner, constitutes trespass to the land. }{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Sheik Muhammed Lubowa Vs. Kitara Enterprises Ltd, C. A. NO. 4 of.1987. }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 In the instant case, the defendant entered upon the land which had been registered in the names of the plaintiff as the owner. The plaintiff had not given consent for the entry. \par In fact the plaintiff was forcefully chased away from the land. She was prevented from developing her land. The defendant hurriedly planted some banana plants upon the land and started constr ucting a visibly poorly built illegal structure on it. He completed the illegal structure and occupied it in spite of a temporary injunction issued by this court in the year 2000. He has clearly been a trespasser from the date of entry in 1996 to date. He had no equitable or legal interest in the suit property. Neither does he have any today. The evidence before me has established none at all. \line I also find that neither the Constitution of Uganda of The Republic of (Article 237 (8) or section 30 (2) of the Land Act, 1998, appear to me to render any protection to the defendant }{\lang1033\langfe2057\langnp1033\insrsid808869 in this case. For he is neither }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 a }{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 lawful }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 or a }{ \ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 bonafide }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 occupant of the suit property. He is not an occupant at all.}{\lang1033\langfe2057\langnp1033\insrsid808869

\par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 I will now move to the remedies available to the parties. }{\lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 Since the plaintiff has undoubtedly established her case, upon the balance of probabilities, that the defendant is nothing but a trespasser upon her land, she will have the eviction order which she prays for. The defendant is hereby ordered to hand over v acant possession of the suit property to the plaintiff within seven days from the date of the delivery of this judgement.}{\lang1033\langfe2057\langnp1033\insrsid808869 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 The plaintiff prays for general damages for trespass. It is my considered view that she duly deserves an order for general damages. S he purchased the suit property with her meagre savings from her salary. She had a purpose of developing it for her own use. For over six years she has been illegally denied that use or enjoyment by somebody who knew fully well that he had no justifiable c laim to the land and who appears to me to have been driven by sheer greed and sturboness to forcefully acquire what never belonged to him. Considering all the circumstances }{\lang1033\langfe2057\langnp1033\insrsid7344097 of this case, I would award }{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 1,500,000}{\lang1033\langfe2057\langnp1033\insrsid7344097 }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 /= to the plaintiff as general damages for}{ \lang1033\langfe2057\langnp1033\insrsid7344097 trespass. The sum of }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 4,000,000/= suggested by learned counsel, Mr. Mbogo, appears to me to be excessive considering the purchase price and all the other circumstances of this case.}{\lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 I find that this is not a proper case for the award of mesne profits. I, therefore, award none. }{\lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 The plaintiff is to recover her costs from the defendant in addition to the general damages. \par In the final result, I enter judgment for the plaintiff. I make orders: \line a) requiring the defendant, within 7 days from the date of the delivery of this judgment, to hand over vacant possession of the suit property to}{ \lang1033\langfe2057\langnp1033\insrsid7344097 the plaintiff, \line b) awarding }{\lang1033\langfe2057\langnp1033\insrsid7344097 1}{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid7344097 ,500}{ \lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 ,000/}{\lang1033\langfe2057\langnp1033\insrsid7344097 =}{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 as general damages to the plaintiff; and C) awarding the costs of this suit to the plaintiff. }{\lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 V. F. MUSOKE-KIBUUKA (JUDGE) \line 30. 12.2002. }{\b\lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid7344097 Court Order:}{\ul\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line The Deputy Registrar o}{ \lang1033\langfe2057\langnp1033\insrsid7344097 f the High Court, in charge of c}{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 ivil matters, may deliver this judgment on a date and at a time fixed by her.}{ \lang1033\langfe2057\langnp1033\insrsid7344097 \par }{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \line }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 V. F. MUSOKE-KIBUUKA (JUDGE) \line }{\b\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid7344097 30. 12.2002.}{\lang1033\langfe2057\langnp1033\insrsid12396305\charrsid15685918 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14897639 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid14830933\charrsid15685918 \par }}